Woodlands has reached a brand new all-time excessive within the HDB resale market, with an govt flat altering fingers for S$1.27 million. It’s the first time a flat within the city has crossed the S$1.2 million mark, underscoring the continued demand for spacious govt models regardless of their ageing leases.
Desk of contents
File S$1.27M for govt flat alongside Woodlands St 82
The record-breaking transaction passed off at 850 Woodlands Avenue 82, the place an govt flat was offered for S$1.27 million (S$667 psf). The deal was registered on 3 October 2025. Sized at 1,905 sqft and occupying the tenth to twelfth storeys, the unit gives the sort of area few HDB flats at the moment can match.
With a lease that started in 1995, the flat has about 68 years and 9 months left. Whereas some could query paying over one million {dollars} for a unit with lower than 70 years remaining, the rarity of such flats retains demand excessive. As HDB has lengthy ceased constructing this class, patrons are keen to pay a premium for the area and suppleness they supply.
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First HDB flat in Woodlands to fetch above S$1.2M
This marks the primary time a flat in Woodlands has crossed the S$1.2 million threshold. The earlier file was set simply months earlier, when one other govt flat at 816 Woodlands Avenue 82 fetched S$1.19 million (S$625 psf) in June. Each models are related in measurement and format, and are positioned inside strolling distance of one another. Nevertheless, the Block 816 unit comes with a barely shorter lease, which started in 1994.
Earlier than these two transactions, the earlier city file stood at S$1.155 million (S$606 psf), set in October 2024. That unit, additionally positioned at 816 Woodlands Avenue 82, shared the identical measurement and format because the others. On the time of sale, it had a remaining lease of 69 years and three months.
Woodlands’ costliest HDB flats
| Transaction Date | Tackle | Kind | Storey | Space (sqft) | PSF | Worth |
|---|---|---|---|---|---|---|
| 03/10/25 | 850 Woodlands Avenue 82 | Govt | 10 to 12 | 1,905 | S$666 | S$1,270,000 |
| 26/06/25 | 816 Woodlands Avenue 82 | Govt | 10 to 12 | 1,905 | S$624 | S$1,190,000 |
| 01/10/24 | 816 Woodlands Avenue 82 | Govt | 10 to 12 | 1,905 | S$606 | S$1,155,000 |
At current, the highest three HDB resale transactions in Woodlands all come from these giant govt flats inside the identical property. Like in lots of different HDB cities, the best resale costs in Woodlands are set by govt flats, which stay scarce in provide however extremely engaging to patrons in search of further area.
The shortage of govt flats
Based on the newest HDB annual report, there are round 6,100 govt flats (together with 3Gen), making up solely round 9% of all HDB flats in Woodlands. This shortage alone units them aside from the complete phase, however format performs an equally vital function. Govt flats typically characteristic an additional area subsequent to the lounge that may be repurposed right into a research, balcony, or helper’s room with some easy changes.
This added flexibility has confirmed timeless. From making a devoted work-from-home nook to carving out a extra open leisure space, these flats provide room to adapt to altering existence. For a lot of patrons, the flexibility to customize on prime of a beneficiant residing area greater than justifies the upper worth.
Govt flats vs. large apartment models in Woodlands
On the subject of measurement, few HDB choices come near govt flats. Even the newer 5-room layouts fall quick. Patrons in search of comparable area typically look in the direction of the non-public market as an alternative — however at a a lot steeper worth.
As of early October 2025, resale non-landed non-public houses bigger than 1,500 sqft in Woodlands averaged round S$960 psf. In distinction, govt flats transacted at about S$555 psf. To place it into perspective, the S$1.27 million file flat would have value greater than S$1.8 million if it had been a personal unit of the identical measurement.
It’s additionally price noting that many of those larger non-public houses are usually not new both. For instance, Woodgrove Condominium (TOP 1999) noticed a equally sized unit change fingers in January for S$1.95 million (S$985 psf). With its 99-year lease beginning in 1997, the remaining tenure is just not far off from the chief flats, making the latter appear all of the extra engaging value-wise.
Worth progress within the final 5 years
Govt flats in Woodlands have appreciated by 54% over the previous 5 years. This fee of progress is quicker than the 45% enhance seen nationwide for a similar flat kind.
Apparently, this progress additionally outpaces the non-public condominium market in Woodlands. Bigger non-landed houses above 1,500 sqft have seen costs rise by 48% since 2020. The hole is even wider in comparison with the nationwide common, the place spacious non-public houses solely gained 32% in the identical interval.
What’s behind the worth surge?
Woodlands’ HDB resale market is heating up sooner than anticipated. In simply 4 months, the city’s worth file jumped from S$1.19 million in June to S$1.27 million in October — a 7% climb that often performs out throughout a full 12 months. On common, govt flats in Woodlands have grown by about 6% yearly since 2022, making this current soar all of the extra notable.
A significant purpose lies within the upcoming Johor Bahru–Singapore Speedy Transit System (RTS) Hyperlink. Anticipated to open by the tip of 2026, the hyperlink will join Woodlands North on to Bukit Chagar in Johor Bahru in simply 5 minutes.
Learn extra: Reworking Woodlands: Singapore’s northern gateway is all set for main improvement
For residents, the RTS means sooner commutes and higher comfort. For traders, it represents stronger rental demand as cross-border commuters look to reside close by. Woodlands, typically seen as far-flung, will instantly turn into a gateway for each work and way of life throughout two international locations.
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This shift might additional carry property values. With connectivity set to enhance drastically, Woodlands could rework from a fringe city right into a extremely strategic location. Govt flats, with their measurement and shortage, are effectively positioned to learn most.
Wrapping up
The S$1.27 million file for the chief flat exhibits that patrons proceed to put sturdy worth on area and suppleness, even when leases are shorter. In opposition to the nationwide file for govt flats, this sale continues to be manner beneath the S$1.588 million file in Bishan. Nevertheless, with the RTS Hyperlink on the horizon, the city is prone to see additional upward momentum. It will not be stunning if extra Woodlands govt flats dominate the higher tier of the HDB resale market within the years forward.
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The submit Woodlands govt HDB flat units city’s new excessive at S$1.27 million appeared first on .
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